HomeMy WebLinkAbout2012-06-06; Planning Commission; ; CUP 11-06|HMP 11-05 – FAIRFIELD INN CARLSBAD
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: December 23, 2011
P.C. AGENDA OF: June 6, 2012 Project Planner: Dan Halverson
Project Engineer: David Rick
SUBJECT: CUP 11-06/HMP 11-05 – FAIRFIELD INN CARLSBAD – Request for
approval of a Conditional Use Permit and Habitat Management Plan Permit to
allow for the development of a 99 room business hotel on a 2.49 acre vacant lot
on property generally located on the south side of Palomar Oaks Way, south of
Palomar Airport Road and east of West Oaks Way, in Local Facilities
Management Zone 5.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 6888 and 6889
APPROVING Conditional Use Permit CUP 11-06 and Habitat Management Plan Permit HMP
11-05 based on the findings and subject to the conditions contained therein.
II. INTRODUCTION
The applicant, Surya LP, is requesting the approval of a Conditional Use Permit (CUP) and a
Habitat Management Plan Permit (HMP) to allow for the development of a 2.49 acre vacant lot
with a 99 room business hotel, Fairfield Inn, on the south side of Palomar Oaks Way on property
zoned Planned Industrial (P-M). The P-M zone allows hotel uses which cater to, and are
ancillary to, the allowed industrial and office uses of the zone. The rear of the lot has a vegetated
hillside which is zoned Open Space (OS), is not being proposed for development and will be
preserved in Open Space through a conservation easement. As designed, conditioned, and
modified by the City Planner the project is consistent with all applicable standards and policies
and the necessary findings to approve the project can be made.
III. PROJECT DESCRIPTION AND BACKGROUND
The project site is generally located on the south side of Palomar Oaks Way, south of Palomar
Airport Road and east of West Oaks Way. The pad was previously graded for development and
is currently vacant. The southern section of the lot is a natural steeply sloping north facing
hillside with native mature vegetation on it. This southern slope area is identified in the Carlsbad
Habitat Management Plan (HMP) as a hardline area to be conserved as open space and natural
habitat. The proposed hotel and associated parking is sited to the north of this hardline area
which will be conditioned to be preserved as open space.
The site and the surrounding area have a General Plan Land Use and Zoning designation of
Planned Industrial (PI/P-M) while the southern slope is designated and zoned as Open Space
(OS). The property is surrounded by an industrial office building to the east, a vacant P-M zoned
4
CUP 11-06/HMP 11-05 – FAIRFIELD INN CARLSBAD
June 6, 2012
PAGE 2
lot to the west, open space to the south and Palomar Oaks Way to the north. Access onto the lot
is provided by two driveways located off of Palomar Oaks Way.
The proposed hotel, a Fairfield Inn by Marriott, includes 99 rooms, a 400 square foot meeting
room, a small exercise room, a large lobby area with registration area, small breakfast lounge
(with associated food preparation area), a laundry room, and employee offices and break rooms.
The hotel is sited in the center of the lot with 109 parking spaces and a porte-cochere located
around the rear of the building. A pool and recreational area, with a fire pit, and a safety wall will
be located along the front of the hotel. The multi-earth toned colored stucco hotel is three stories
(33 feet to the top of roof and 43 feet to the tallest parapet) and has a modern industrial
architectural style designed to blend in with the industrial buildings that are predominant in the
industrial zone. The building includes stair towers, cultured stone accents, and a metal trellis
which creates plane changes along the building edges as well as varying roof heights to break up
the massing of the building.
There are no outstanding issues concerning the proposed business hotel and staff is
recommending approval of the project.
IV. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
A. Planned Industrial (PI) and Open Space (OS) General Plan Land Use designation;
B. Planned Industrial (P-M) and Open Space (OS) Zone (CMC Chapter 21.34 & 21.33);
C. Conditional Use Permit Regulations (CMC Chapter 21.42);
D. Parking Ordinance (C.M.C. Chapter 21.44);
E. Habitat Preservation and Management Requirements (CMC Chapter 21.210); and
F. Growth Management Ordinance (CMC Chapter 21.90) and the Zone 5 Local
Facilities Management Plan.
The recommendation for approval of this project was developed by analyzing the project’s
consistency with the applicable policies and regulations listed above. The following analysis
section discusses compliance with each of these regulations/policies utilizing both text and
tables.
A. Planned Industrial (PI) and Open Space (OS) General Plan Land Use designation
The project site has a Planned Industrial (PI) General Plan Land Use designation and the
southern slope is designated Open Space (OS). Planned Industrial Implementing Policy (C.9) of
the General Plan Land Use Element allows, by Conditional Use Permit, ancillary commercial,
office, and recreational uses when clearly oriented to support industrial development and their
populations. These include short-term lodging or hotel uses. The hotel use proposed is intended
to support the business community within the planned industrial parks and the surrounding
community at large. Accordingly, the proposed use can be found consistent with the Planned
Industrial (PI) General Land Use designation.
The southern slope of the property is a Habitat Management Plan (HMP) Hardline Preserve Area
and is designated Open Space. This area of the lot is located within “Linkage F” of the Carlsbad
CUP 11-06/HMP 11-05 – FAIRFIELD INN CARLSBAD
June 6, 2012
PAGE 3
HMP and as such must be conserved as a linkage to the natural habitats in the area. The proposed
hotel and associated parking and landscaping will not encroach in to the open space area of the
lot. This open space area will be conditioned to be preserved and protected by the recordation of
a conservation easement as well as a long term management and monitoring agreement.
B. Planned Industrial (P-M) and Open Space (OS) Zone (CMC Chapter 21.34 & 21.33)
The site is zoned Planned Industrial (P-M) and is therefore subject to the provisions of Chapter
21.34 of the Zoning Ordinance. Hotel and Motel uses are permitted in the P-M Zone subject to
approval of a Conditional Use Permit. The proposed hotel use does comply with the intent and
purpose of the zone because it is a commercial use that will cater to and be ancillary to the other
uses, including industrial-office, which are allowed in the zone. As shown in Table A below, the
project complies with all of the development standards established for the Planned Industrial
Zone. Parking is discussed in section D below.
TABLE A – PLANNED INDUSTRIAL ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED PROPOSED COMPLY?
Max Building
Height
35’ max roof height and three
levels
45’ max top of parapet or roof
protrusions
33’ to top of roof
43’ to top of tallest
parapet
Yes
Yes
Setbacks:
Front
Side
Rear
35’ avg. / 25’ minimum on a
collector street
10’ minimum
20’ minimum
35’ average and 25’
minimum
10’
20’
Yes
Yes
Yes
Lot Coverage 50% maximum
17% Yes
The southern portion of the project site, which is zoned Open Space will be undeveloped and
preserved in open space through a conservation easement.
C. Conditional Use Permit Regulations (CMC Chapter 21.42)
The proposed project is a use which is allowed in the Planned Industrial Zone (P-M) subject to
the approval of a CUP and Section 21.42.140(B)(80) of the C.M.C. Chapter 21.42 of the
Carlsbad Municipal Code requires that four findings be made in order to approve a conditional
use permit. All of these findings can be made for this project as discussed below:
1. That the requested use is necessary or desirable for the development of the community,
and is in harmony with the various elements and objectives of the general plan,
including, if applicable, the certified local coastal program, specific plan or master plan.
CUP 11-06/HMP 11-05 – FAIRFIELD INN CARLSBAD
June 6, 2012
PAGE 4
The proposed business hotel is designed for use by business visitors to the City and the
adjacent industrial office area. The use is necessary and desirable in that the proposed hotel is
in close vicinity of the airport and is within a planned industrial business park and will supply
transient housing for business travelers and visitors to the City. As discussed in Section A
above, the project complies with the General Plan Land Use Designations.
2. That the requested use is not detrimental to existing uses or to uses specifically
permitted in the zone in which the proposed use is to be located.
The proposed business hotel is designed to meet or exceed the zoning development
regulations, is architecturally compatible with the surrounding industrial buildings, and the
site is adequately designed to accommodate the operations of a hotel. For these reasons, the
hotel will not be detrimental to surrounding industrial office and open space uses.
3. That the site for the proposed conditional use is adequate in size and shape to
accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer areas,
landscaping and other development features prescribed in this code and required by
the City Planner, Planning Commission or City Council, in order to integrate the use
with other uses in the neighborhood.
With the exception of the approved 10 space parking reduction (discussed in Section D
below), the proposed hotel is designed to meet all required setbacks, parking, habitat buffers,
safety fencing for the proposed pool, and is conditioned to maintain the landscaping and
other hotel amenities associated with a business hotel so as to integrate the hotel use with the
industrial office uses in the neighborhood.
4. That the street system serving the proposed use is adequate to properly handle all
traffic generated by the proposed use.
The proposed 693 ADT’s projected for the business hotel is within the same acceptable range
as an office building (a comparable sized office building would generate 1095ADT’s) which
would be allowed by right within the Planned Industrial zone. The street system is designed
and sized to accommodate any traffic from the project and cumulative development within
the surrounding business park.
Conditional Use Permit Section 21.42.140(B)(80) states that any CUP application for a hotel or
motel shall include architectural theme, colored elevations, and a site plan. The applicant has
submitted all plans as part of their applications. The CUP standards contained within Section
21.42.140(B)(80) of the CMC are applicable to hotels that are located adjacent to residentially
zoned properties. Since the site is not adjacent to residential zone, none of the standards apply.
The findings to approve a CUP in the P-M Zone can be made.
D. Parking Ordinance (C.M.C. Chapter 21.44)
The proposed hotel will have 99 rooms. Pursuant to the Parking Ordinance, CMC Section
21.44.020 Table A, the required number of parking spaces for a hotel or motel is 1.2 spaces per
room, or 119 spaces (99 x 1.2 = 119) for this project. The applicant is proposing a parking
reduction per Section 21.44.040B of the CMC which states that the City Planner may modify the
CUP 11-06/HMP 11-05 – FAIRFIELD INN CARLSBAD
June 6, 2012
PAGE 5
required parking standards where it can be demonstrated that adequate parking will be provided
and the modification will not adversely affect the neighborhood or the site design or circulation.
The applicant is proposing 1.1 parking spaces per room instead of the required 1.2 parking
spaces per room, which would be a total of a 10 space reduction, or 109 spaces. The applicant
has submitted a letter to the City Planner which states that the Marriott standards for all their
hotels is 1.1 space per room, plus additional spaces to support other uses such as meeting rooms.
Since the project includes only one small (408 square foot) meeting room, the City Planner finds
the reduction to 109 spaces is more than adequate for a 99 room business hotel and the reduction
to 1.1 spaces per room can therefore be found to be consistent with the City’s standards.
E. Habitat Preservation and Management Requirements (CMC Chapter 21.210)
The City of Carlsbad’s HMP identifies the 2.49-acre project site as a Development Area and the
small southern hillside portion as Hardline Preserve Area. The adopted HMP is a comprehensive
plan to protect native plant and animal species and their habitats by the creation of a citywide,
regional habitat preserve system. In return, impacts to native habitats outside the citywide,
regional preserve system boundaries are allowed. The native habitat contained on the
developable area of the project site is not a part of, nor is of any biological value to the HMP
citywide regional habitat preserve system, and will not jeopardize the existence or survival of
any rare, threatened or endangered plant or animal species, and the impact can be mitigated
through the payment of a habitat in-lieu mitigation fees as conditions of approval of the project.
A habitat assessment of the project site (Planning Systems, November 30, 2011) was prepared in
accordance with the HMP, which identified a portion of the site as being previously graded
(disturbed) as a future development site. The southern section of the property contains a naturally
steeply sloping north-facing hillside which is wholly in the Hardline Area. The report calculates
the total amounts and types of vegetation occurring on the 2.49 acre site as: 1.55 acres of
Disturbed Non-Native Grasslands; 0.42 acres of Developed Land; 0.36 acres of Coastal Sage
Chaparral; 0.06 acres of Oak Trees; 0.05 acres of Disturbed Southern Mixed Chaparral; 0.03
acres of Southern Mixed Chaparral; and 0.02 acres of Disturbed Lands. No sensitive plant or
wildlife species listed by the United States Fish & Wildlife Service (USFWS), California
Department of Fish & Game (CDFG), or the HMP were observed onsite. No Riparian/Riverine
habitat, wetland habitat, artificially created wetlands, wetland species, or evidence of
jurisdictional waters were observed or identified onsite.
The HMP conservation goals for Zone 5 require conservation of the majority of sensitive habitats
in or contiguous with biological core and linkage areas, including no net loss of wetlands
habitats, southern maritime chaparral, maritime succulent scrub, and coastal sage scrub within
Linkage Area F. The proposed project is to develop on the disturbed areas to the maximum
extent feasible and will primarily impact the disturbed non-native grassland, developed land and
disturbed lands. The project will impact a small amount of habitat located on the developable
section of the lot. These impacts have already been analyzed, anticipated and authorized by the
City’s HMP. See Table B below:
CUP 11-06/HMP 11-05 – FAIRFIELD INN CARLSBAD
June 6, 2012
PAGE 6
TABLE B – HABITAT RESOURCES AND IMPACTS
Habitat Property Area
(acres)
Impact Totals
(acres)
Conserved Area
(acres)
Group D Habitat
Coastal Sage Scrub/Chaparral 0.36 acres 0.03 acres 0.33 acres
Southern Mixed Chaparral 0.03 acres 0.03 acres 0
Disturbed Southern Mixed Chaparral 0.05 acres 0.05 acres 0
Group E Habitat
Disturbed Non-Native Grassland 1.55 acres 1.53 acres 0.02 acres
Group F Habitat
Disturbed Land 0.02 acres 0.02 acres 0
Other Habitat
Oak Trees 0.06 acres 0.02 acres 0.04 acres
Developed land 0.42 acres 0.42 acres 0
TOTALS 2.49 acres 2.1 acres 0.39 acres
Pursuant to the HMP, the project has been conditioned to pay in-lieu fees for impacts to 2.1 acres
consisting of: Coastal Sage Scrub, Southern Mixed Chaparral, Disturbed Southern Mixed
Chaparral, Disturbed Non-Native Grassland, and Disturbed Lands. There will be no impacts to
any habitat within the hardline area and an open space conservation easement will be recorded
over the 0.39 acres to prohibit development of this property which is currently designated for
Open Space by the Carlsbad General Plan.
In order to prevent negative effects on the HMP Hardline Preserve, conditions have been
included with the project approval to address the interface between the proposed development
and the hardline habitat. These include fire management; erosion control; landscaping
restrictions; fencing, signage, and lighting requirements; and predator and exotic species control.
Additionally, in accordance with the HMP, the open space area has been conditioned to be
protected by a conservation easement. An Open Space Management Plan will be prepared, and
an endowment will need to be established for long-term management, monitoring and reporting
of the area in perpetuity.
F. Growth Management Ordinance (CMC Chapter 21.90) and the Zone 5 Local
Facilities Management Plan
The project is located within Local Facilities Management Zone 5 in the southwest quadrant of
the City. The impacts on public facilities created by this project, and its compliance with
adopted performance standards, are summarized in the table below:
TABLE C – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLY?
City Administration N/A N/A
Library N/A N/A
CUP 11-06/HMP 11-05 – FAIRFIELD INN CARLSBAD
June 6, 2012
PAGE 7
TABLE C – GROWTH MANAGEMENT COMPLIANCE CONTINUED
STANDARD IMPACTS COMPLY?
Waste Water Treatment 59.4 EDU Yes
Parks Zone 5 in-lieu fee Yes
Drainage Drainage Basin “C” Yes
Circulation 693 ADT Yes
Fire Fire Station 4 Yes
Open Space N/A N/A
Schools (Carlsbad) N/A N/A
Sewer Collection System 59.4 EDU Yes
Water 12,596 GPD Yes
V. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project is exempt from the requirements of the
California Environmental Quality Act (CEQA) per Section 15332, In-Fill Development: where
the project is consistent with the General Plan designations and policies; the lot is less than five
acres in size and is surrounded by urban development; the site has no biological value for
endangered, rare or threatened species; the project would not result in any significant impacts
relating to traffic, noise, air quality or water quality; and, the site is adequately served by the
required utilities. A notice of Exemption will be filed upon approval of the project.
ATTACHMENTS:
1. Planning Commission Resolution No. 6888 (CUP)
2. Planning Commission Resolution No. 6889 (HMP)
3. Location Map
4. Parking Letter from Marriott
5. Background Data Sheet
6. Local Facilities Impact Assessment Form
7. Disclosure Statement
8. Reduced Exhibits
9. Full Size Exhibits “A”-“M” dated June 6, 2012
PALOMAR AIRPORT RD
PALOMAR OAKS WY
W
E
S
T
O
A
K
S
W
Y
CUP 11-06/HMP 11-06
Fairfield Inn Carlsbad
SITE MAP
SITE
E
L C
AMINO
R
E
A
L
LA COSTA AV
ALGA RD
C
A
R
L
S
B
A
D
B
L
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: CUP 11-06/HMP 11-05
CASE NAME: FAIRFIELD INN CARLSBAD
APPLICANT: Surya, LP
REQUEST AND LOCATION: Request for approval of a Conditional Use Permit and Habitat
Management Plan to allow for the development of a 99 room business hotel on a 2.49 acre
vacant lot on property generally located on the south side of Palomar Oaks Way, south of
Palomar Airport Road and east of Palomar Oaks Way and in Local Facilities Management Zone
5. _
LEGAL DESCRIPTION: All of Lot 16 and a Portion of Lot 15 of Carlsbad Tract No. 80-38,
Map No. 10198, as filed in the Office of the County Recorder, County of San Diego, State of
California, as Instrument No. 81-294627, dated September 15, 1981.
APN: 213-091-06 Acres: 2.49 Proposed No. of Lots/Units: N/A
GENERAL PLAN AND ZONING
Existing Land Use Designation: Planned Industrial (PI)/Open Space (OS)
Proposed Land Use Designation: N/A
Density Allowed: N/A Density Proposed: N/A
Existing Zone: Planned Industrial (P-M) Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site Planned Industrial (P-
M)/ Open Space (OS)
Planned Industrial (PI)/
Open Space (OS)
Vacant
North Planned Industrial(P-M) Planned Industrial (PI) Planned Industrial
Office
South Open Space (OS) Open Space (OS) Open Space
East Planned Industrial(P-M) Planned Industrial (PI)/
Open Space (OS)
Planned Industrial
Office
West Planned Industrial(P-M) Planned Industrial (PI)/
Open Space (OS)
Vacant
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Revised 01/06
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A
Existing LCP Zone: N/A Proposed LCP Zone: N/A
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): N/A
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, 15332 – Infill Exemption
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other,
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Fairfield Inn Carlsbad – CUP 11-06/HMP 11-05
LOCAL FACILITY MANAGEMENT ZONE: 5 GENERAL PLAN: Planned Industrial
(PI)/Open Space (OS)
ZONING: Planned Industrial (P-M)
DEVELOPER’S NAME: Surya, LP
ADDRESS: 10660 Scripps Ranch Blvd., Suite 100, San Diego, CA 92121
PHONE NO.: 858-621-4908 ASSESSOR’S PARCEL NO.: 213-091-06
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 2.49 AC.
ESTIMATED COMPLETION DATE: N/A
A. City Administrative Facilities: Demand in Square Footage = N/A
B. Library: Demand in Square Footage = N/A
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 59.4
D. Park: Demand in Acreage = N/A
E. Drainage: Demand in CFS = 59.4
Identify Drainage Basin = C
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 693
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 4
H. Open Space: Acreage Provided = N/A
I. Schools: N/A
(Demands to be determined by staff)
J. Sewer: Demands in EDU 59.4
Identify Sub Basin = N/A
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 12,596